Fitchburg Sand and Gravel Site, Fitchburg, MA

Transcription

C O M M O N W E A L T H
O F M A S S A C H U S E T T S
43D SITE EVALUATIONS
Prepared for:
Massachusetts Alliance for Economic Development
Massachusetts Executive Office of Housing and Economic Development
October 2008
Fitchburg
g Sand and Gravel Site

Fitchburg,
g, MA
Moran,, Stahl & Boyer
y
COMMONWEALTH OF MASSACHUSETTS
T bl off Contents
Table
C t t
Description
Page
Introduction
1
Sit Evaluation
Site
E l ti Overview
O
i
2
Evaluation of Site
7
• General Comments and Resource Assessment
8
• Recommendations
8
• General Site Information
9
• Overall
O
ll M
Map off Si
Site Location
i
9
• General Proximity Information
10
• Local Access Information
10
• Site Characteristics
11
• Demographic Map of 30-Minute Commute Zone Around Site
13
• Nearby
N rb C
Commercial
mm r i l and
nd Ind
Industrial
tri l B
Businesses
in
14
• Nearby Retail Businesses, Food Establishments and Banks
14
• Aerial View of Site and Surrounding Area
15
• Pictures of Site/Facilities
16
• Housing Examples Within Surrounding Area
17
This report was prepared by Moran, Stahl & Boyer.
For additional information or comments, please contact:
John M. Rhodes, Senior Principal
Phone: (941) 755-0074
E-Mail: john.rhodes@msbconsulting.com
1
Introduction
As part of an overall initiative to identify, evaluate and
ultimately market sites under Massachusetts General
Law Chapter 43D, The Massachusetts Alliance for
Economic Development (MAED) along with the
Massachusetts Executive Office of Housing and
Economic Development retained Moran, Stahl & Boyer,
a nationally known site selection and economic develop-
ment consultant, to perform evaluations of selected sites (see Figure 1 below). The evaluation
included on-site reviews, input from site contacts,
data collection, and ultimately an assessment of site
resources, best uses for the site, and recommendations for any site upgrade required to achieve a
needed level of readiness.
Figure 1 – Location of the 43D Sites That Were Included in the Site Evaluation Process
Location
Description
Pittsfield
Former GE site being developed as William Stanley Business Park of the Berkshires
Dalton
Ashuelot Park (former Beloit manufacturing complex currently owned by Crane & Co.)
Holyoke
Multiple sites within Crossroads Business Park off I-91
Athol
North Quabbin Business Park at corner of SR 2 and SR 32
Fitchburg (2)
Sand and gravel operation off Airport Rd and site off Princeton Road (former sludge pits)
Lowell
Downtown Lowell Hamilton Canal District
North Andover
1600 Osgood Street (former Lucent Technology complex)
Haverhill
Industrial land off SR 125/Hilldale Avenue on NH/MA border
A
Amesbury/Salisbury
b /S li b
G ld T
Golden
Triangle
i
l site
it att iintersection
t
ti off I-95
I 95 and
d II-495
495
Worcester
South Worcester Industrial Park
Douglas
Current sand and gravel operation and other adjacent lots off SR146 and Gilboa St
North Grafton
Grafton Science Park adjacent to the Tufts University School Veterinary Medicine
Medway
Medway Industrial Park at I-495 and SR 109
Brockton
processing
gp
plant at 309 Battles St
Former Howard Johnson and other food p
New Bedford
Former Polaroid office and manufacturing complex in the New Bedford Business Park
Haverhill
Dalton
Athol
Fitchburg (2)
Lowell
Amesbury/Salisbury
North Andover
Pittsfield
Medway
Brockton
Worcester
H l k
Holyoke
Douglas
North Grafton
New Bedford
2
Site Evaluation Overview
Site evaluation is a multi-step process that includes
information gathering, reflecting on options, and
assigning best use(s) as outlined in Figure 2 . Information is packaged into seven modules as noted in
Figure 3 and presented as tabular data, maps and
photographs. A sample Site Evaluation Form is
presented at the end of this section.
The end result of the evaluation is to address the
following questions:
• What types of resources (labor, transportation,
education, R&D, industry employment, etc.) are
accessible to the site?
• What are the primary attributes of the site and related
buildings (as they exist)?
• What level of readiness is the site and related buildings (as they exist), including completion of any
studies and securing any permits?
• What are the soil conditions and the presence of rock
outcrops and wetlands/flood plain that may impact
site development?
• What level of local market competition exists?
• What types of industries and operations would be
most interested in the site and related buildings (as
they exist)?
With this information, the site owner and/or developer
can formulate a strategy for highest/best use as well as
for marketing the site and seeking prospects with the
most interest.
Figure 2 - Site Evaluation Process
•
•
•
•
•
•
Task 1
Gather Background Information
General Site Information
Resources Within 30-45 Minutes of Site
Resources Within 2-3 Miles of Site
Site Details
Existing
g Building
g Details
Real Estate Market Analysis
•
•
•
•
•
•
•
•
•
•
•
Task 2
Reflect on Potential Options
Realistic Options will be Based on:
Size and Configuration of Site
Activities Adjacent to Site
Si and
Size
dT
Types off Buildings/Space
B ildi
/S
Level of Readiness of Site and Buildings
Access to Transportation (air, interstate, etc.)
Availability of Labor (skills and cost)
Education and Training Resources
Access to University R&D Activity
Local Amenities (restaurants, shopping, etc.)
Utilities (cost and capacity)
Other Considerations
Task 3
Assignment of Best Uses
Taking into Consideration the Following:
• Target Industries Within the Region/City
• Local Situation vs. Needs of Companies in
Certain Industries, Life Cycle Stages and
Types
yp of Operations
p
Task 4
Marketing Strategy
Develop and execute marketing strategy for site
as it reaches the level of readiness for the
target prospects.
3
Figure 3 - Information Modules for Site Evaluation
Module 1:
Evaluation of Site
• General Comments and Resource Evaluation
• Recommendations for Site Use and Improvement
Module 2:
• Site designation
• Economic development region
• Address/location of site
• Local contact information
• Property owner(s)
• Current real estate broker
• Map identifying site location
Module 3:
Resources Within 30-45 Minutes of Site
• List regional airport(s) and travel distances
• Demographic map (population concentration) within 30-minute commute
distance
• Demographic profile within 30-minute commute distance
- Population
- Average annual growth rate over past five years
- Adult population with HS diploma only*
- Adult population with 4-year college and above*
- Median household income*
- Population in the 25 to 34 year old cohort*
* Compare with national averages
• Description of housing cost and supply within 30-45 minutes of site
Comment:
For the prospective
company, the information
related to a 30-minute
commute from the site is
of greater value than
region or metro area data.
Module 4:
R
Resources
Within
Withi 2
2-3
3 Mil
Mile P
Proximity
i it tto Sit
Site
• Distance to interstate or major limited access highway
• Condition of access road (pavement condition, shoulders, turning lanes,
lights at intersections, etc.)
• Existence/plans for any of the following on the access highway between
site and interstate: major shopping areas, schools, hospitals, parks or
residential developments
4
Comment:
The resources that are within
close proximity are important
for headquarters, back office
and R&D operations, and are
less important for manufacturing operations.
• Access to public transportation (rail and/or bus)
• Access to any of the following amenities within two miles of the site:
restaurants, shopping areas, banking, daycare, gym/workout facilities,
outdoor trails, personal services
• Access to any of the following business services: copy/printing, office
supplies, computer retail/service, etc.
Module 5:
Site Details
• Aerial photo of site noting proximity to other businesses, retail options and
nearby residential properties
• Site plan of developed site/park
• Overall size of site/developable acres
• Level of site readiness to build new or move into existing structures
• Zoning classification/description and maximum allowable build-out (sf)
• Use/zoning of adjacent land
• Presence of wetlands or sections within 100-year flood plain
• Greenfield or brownfield site and current land cover
• Site studies completed, such as:
- Environmental review (Phase 1 and 2)
- Environmental Impact Study
- Wetlands and flood plain review
- MEPA review
- Archaeological sites review
- Traffic impact study
- Soils analysis
• Site plans prepared
- Overall site plan
- Runoff Water Management Plan
• Permits secured
- Site plan approval
- Overall environmental permit
- Wetlands permit
- Highway access/curb cut permit
- Army Corps permit (100-yr. flood plain)
- Steep slope permit
- Other permits
• Overview on utility services (power, gas, water, sewer, and telecom)
- Name of utility
- Capacity/availability (particularly water)
- Dual feed/backup for power and telecom
- Cost of power (cents/kWh)
Comment:
Site details provide not only
general attributes of the site but
also factors that help define the
level of readiness of the site.
Refer to Tables 3 and 4 for
details on site readiness.
Module 6:
E i ti
Existing
B
Building
ildi
Details
D t il
• Number of buildings on site
• Designated use(s) of buildings (office, light manufacturing, warehouse,
lab, etc.)
• Age and condition of each building and class of office space (A,B or C)
• Overall square footage and size of floor plate for each building
o industrial
dust a buildings:
bu d gs ceiling
ce g height,
e g t, co
column
u
widths,
dt s, sslab
ab thickness,
t c ess,
• For
crane rails in place, etc.
• Parking capacity (open or garage)
• Lease or buy options
• Offering price/lease rate for space
5
Comments:
• For
F r office
ffi space,
p
parking
p rki capacity
p it
is often quoted in spaces per 1,000
sf of office.
• LEED Designation: the U.S.
Green Building Council has
defined The Leadership in Energy
and Environmental Design
(LEED) Green
Gr
Building
B ildi R
Rating
ti
System™ to encourage and
accelerate global adoption of
sustainable green building and
development practices.
• Level of building readiness (months to move in)
• Is this a LEED certified building?
Module 7:
Real Estate Market Analysis
• Overall market situation (strong or weak)
• Average purchase price for land in similar situation (stand alone, within
office or industrial park, etc.)
• Description of comparable property/building
• Average lease rate for comparable space
• Other information about local market
Comment:
The ability to define comparable
market data will be determined by
the level of specialization and
unique features the site offers. The
average lease rate for generic office
and industrial space and gross
inventory of space (in metro areas)
will be the easiest information to
gather from the marketplace.
6
Figure 4 – Sample Site Evaluation Sheet
General Comments and Resource Assessment
Site Designation
Address or other designation
Ownership
Current owner(s) of site
General Description of
Site and Buildings
Overall size of site and usable acres as well as size of buildings and floor plate
Readiness of Site and
Buildings
The time required to complete the site and/or building before the prospective
company can have employees productively at their jobs
Site/Building Amenities
Parking, café, locker rooms, trails, etc.
Transportation Access
Air, interstate, rail, port and public transportation
Labor Resources
Population growth, education levels and specific industry presence
Education & Training
Two/four-year colleges and other technical/business training resources
University R&D Access
R&D as an economic engine and the support of specific industries
Amenity Access
Access to shopping, restaurants, personal services, gym, bank, etc.
Utilities
Note any extreme situation in capacity or cost for water, electric power, gas,
sewer or telecom
Other Comments
Unique aspects of site or situation
Recommendations
Highest/best use for site/buildings
1. Considerations for improving the site
2. Other recommendations
7
Fitchburg Sand
and Gravel Site
Fitchburg, MA
8
General Comments and Resource Assessment
Site Designation
Sand and Gravel Operation off of Airport Road
Ownership
City of Fitchburg
General Description
City owned sand and gravel operation of about 70 acres.
Site and Building
Readiness
Level 6, undeveloped site with land in the hands of the original owner.
Site/Building Amenities
Possible development of bike trails along the North Nashua River.
Transportation Access
Air Access: Manchester-Boston Regional (39 mi) and Logan Int’l (63 mi).
Located adjacent to the Fitchburg Regional Airport.
Interstate/Limited Access Highway: Located 2.5 miles from Route 2.
Labor Resources
Modest population growth rate with significant industrial labor base.
Education & Training
Fitchburg State (local) and Mount Wachusett Community College
College.
University R&D Access
Worcester Polytechnic Institute and UMass Lowell.
Local Amenities
Accessible to restaurants, shopping, and personal fitness.
Utilities
Utilities exist along Airport Road.
Other Comments
The area surrounding the site is currently heavy industrial, although there is a
project in progress to renovate a mill complex to become high-end residential
and retail. There is a consideration to install a biomass power generation unit
on the site supported by 30 tractor trailer loads/day. There is also a 100-year
flood plain along the North Nashua River at the front of the property.
Recommendations
There are three options to consider for the development of the site:
1. Develop it as an alternative energy center to provide low cost power to area industrial operations.
2. Develop the site as an attractive light industrial site with heavy landscaping to create an environment
amenable to higher end retail/residential area already being developed. There is also an opportunity
to leverage the availability of the adjacent airport.
3. Position the site as a low cost industrial option in line with current adjacent heavy industrial and
commercial operations.
Site Designation
Current Sand and Gravel Site
Region
North Central
Address/location
Airport Road
Local contact
Phone No.
E-mail Address
Dan Curley
978-345-1018
dcurley@fitchburg-ma.gov
Property Owner(s)
City of Fitchburg
Simonds International
Current Broker
Contact
Phone No.
E-mail
E
mail Address
None
Overall Map of Site Location
9
10
General Proximity Information
Description
Input
Closest regional airport(s) with travel
distance
Manchester-Boston Regional (39 mi)
Logan Int’l – Boston (63 mi)
Distance to Major Cities
Worcester (26 mi)
Lowell (32 mi)
Manchester (42 mi)
Boston ((59 mi))
Demographics W/ 30-Minute Commute
Input
Overall population
269,900
Growth rate (2000-2006)
3.8% / Mass Avg = 0.67% / Nat’l Avg = 6.4%
Adult population with HS diploma only
30.4% / Mass Avg = 28.2% / Nat’l Avg = 30.2%
Adult population with 4
4-year+
year+ college
26 6% / Mass Avg = 37
26.6%
37.0%
0% / Nat’l
Nat l Avg = 27
27.0%
0%
Median household income
$37,004 / Mass Avg = $59,963 / Nat’l Avg = $48,451
Population in 25 to 34-year old cohort
11.9% / Mass Avg = 12.7% / Nat’l Avg = 13.3%
Cost of Living (Nat’l Avg = 100)
• Overall Cost of Living
• Cost of Housing
• Cost of Utilities
Reference: Sperling’s Best Places web site
97
73
110
Local Access Information
Description
Input
Distance to interstate/major highway
Rt 12 (1 mi) and Rt 2 (2.5 mi)
Condition of access highway
Must travel down small two-lane
two lane road to gain access to Rt 2
Existence/plans for any of the
following on the access highway
between site and interstate: major
shopping areas, schools, hospitals,
parks or residential developments
Area surrounding site is predominately industrial with plans to
renovate a nearby mill building and create high-end condos and
retail as well as restaurant.
Access to public transportation (rail or
bus)
MBTA Commuter Rail station located in downtown Fitchburg
Fitchburg,
North Leominster MBTA station located nearby, and bus transit
provided by the Montachusett Regional Transit Authority.
Access to any of the following
amenities within two miles of the site:
restaurants, shopping areas, banking,
daycare, gym/workout facilities,
outdoor trails,
trails personal services
Retail/restaurants located within one mile of site.
Access to any of the following
business services: copy/printing, office
supplies, computer retail/service, etc.
Office copy services and office supply stores (Office Max and
Staples) located nearby.
Site Characteristics
Description
Input
Overall size of site/developable acres
Approximately 58 acres
Cost of Land ($/Acre)
Zone classification/description and
maximum allowable build-out (SF)
Industrial
Use/zoning of adjacent land
Industrial
Level of site readiness
Level 6, active sand and gravel site
Presence of wetlands or sections within
100-year flood plain
Yes
Greenfield or Brownfield site and current
land cover
Sand and gravel
Site studies complete, such as:
• Environmental review (Phase I/II)
• Environmental Impact Study
• Wetlands and flood plain review
• MEPA review
• Archeological sites review
• Traffic impact study
• Soils analysis
None completed
Site plans prepared
• Overall site plan
• Runoff Water Management Plan
None
Permits secured
• Site plan approval
• Overall environmental permit
• Wetlands permit
• Highway access/curb cut permit
• Army Corps permit (100-yr. flood plain)
• Steep slope permit
• Other permits:
None
11
Site Characteristics
Description
Input
Electric Power Service
• Utility
• Capacity
• Cost (KWH)
• Dual feed available (Y/N)
None
• Unitil
•
•
•
Gas Service
• Utility
• Capacity
• Cost
None
• Unitil
•
•
Water Service
• Utility
• Capacity
• Cost
Engineering service and design needed
•
•
•
Wastewater Service
• Utility
• Capacity
• Cost
Engineering services and design needed.
•
•
•
Telecom Service
• Utility
• Capacity
• Dual feed available (Y/N)
None
• Verizon
•
•
12
13
Demographic Map Covering 30-Minute Commute Zone Around Site
Nashua
Fitchburg
Leominster
2
91
495
2
190
290
W
Worcester
t
4
Springfield
90
84
495
395
Providence
91
4
Hartford
Population Concentration
< 100
100-499
500-1,000
30-Minute Commute Zone
1,000-2,500
Site Location
>2,500
14
Nearby Commercial and Industrial Businesses
Letter
Business Name
Employment
Line of Work
A
Gettens Electric Supply Co - HQ
19
Electrical apparatus, equipment, and wiring
supplies
B
New England Road Machinery
20
Mfg mining machinery and structural metal
fabrication
C
Benson Street Storage Center
5
Marking devices
D
Simonds Industries, Inc - HQ
300
E
Minuteman Press
5
Commercial printing, lithographic
F
Eastern Bearings, Inc
6
Wholesale industrial supplies
G
Viana Distributors, Inc
8
Equipment rental/leasing
H
p
Brideau Oil Corp
2
Wholesale p
petroleum p
products
I
Schwan’s Sales
20
Wholesale general groceries
J
AKS Recycling, Inc
1
Wholesale brick/stone materials
K
Iron Construction Co
10
Water, sewer, pipeline, communications,
and power line construction
L
Crawford Street Collision
n/a
Automotive collision and frame repair
p
M
Alonso Construction Co
20
Sewerage systems repair and construction
N
Wass-Arthur Signs, Inc
2
Operators of nonresidential buildings
Mfg machine tool accessories
Nearby Retail Businesses, Food Establishments, and Banks
Retail Businesses
Food Establishments
Banks
CVS/Walgreen’s Pharmacy
Ninety Nine Restaurant
Rollstone B&T
Hannaford/Shaw’s Grocery
Friendly’s Restaurant
Bank of America
Staples/Office Max
Burger King, McDonald’s, Subway
Sovereign Bank
Fitness Club at Liberty Place
Boston Market
TD Banknorth
15
Aerial View of Site and Surrounding Area
F
G
E
D
L
M
N
A
J
H
B
C
Site Location
High Density Retail
High Density Residential
A
Commercial/Industrial Business
I
16
Pictures of Site/Facility
View of Access Road Along Creek
Overall View of Site
View of Site From Rear Fence Line Boundary
Simonds Industries, Inc From Back Fence Line
High-End Housing/Retail Development Near Site
Current Condition of High-End Development Site
17
Housing Examples Within Surrounding Area
$200,000
$250,000
$350,000
Fitchburg
Fitchburg
Fitchburg
$204,800 l 3 Bed, 2 Bath
1,520 Sq. Ft. l 0.27 Acres
$249,900 l 3 Bed, 2 Bath
1,456 Sq. Ft. l 0.3 Acres
$349,900 l 3 Bed, 2.5 Bath
2,020 Sq. Ft. l 0.46 Acres
Leominster
Leominster
Leominster
$207,900 l 3 Bed, 1 Bath
1,613 Sq. Ft. l 0.24 Acres
$254,750 l 3 Bed, 1 Bath
$
1,545 Sq. Ft. l 0.17 Acres
$349,900 l 4 Bed, 2 Bath
$
3,270 Sq. Ft. l 0.32 Acres
Gardner
Gardner
Gardner
$205,000 l 3 Bed, 2 Bath
1,900 Sq. Ft. l 0.23 Acres
$249,800 l 3 Bed, 2.5 Bath
2,182 Sq. Ft. l 0.25 Acres
$339,900 l 4 Bed, 2.5 Bath
1,956 Sq. Ft. l 0.28 Acres